Godrej Neopolis Kokapet (Godrej Epoque) – 3 & 4 BHK from Rs 2.59 Cr

Godrej Neopolis Kokapet is now Godrej Epoque — what changed

If you have been tracking this project as Godrej Neopolis Kokapet, the launch name is Godrej Epoque. The land, the developer and the TS-RERA registration are the same; what has changed is the marketing identity and, more usefully for a buyer, the fact that configurations, carpet areas and a starting price are now published rather than described in general terms.

Our team has updated this page against the current TS-RERA filing and the released plan set. Two numbers on it have moved materially from the figures that circulated at pre-launch: the unit sizes now run 1,960 to 3,236 sq ft rather than the 2,350 to 3,350 band quoted earlier, and the configuration mix is 3 BHK, 3 BHK Large and 4 BHK rather than 3, 3.5 and 4 BHK.

That matters because a buyer comparing older listings will find the smaller 3 BHK missing from them entirely. At roughly 1,960 sq ft it is the entry into the project and the only plan with a published price, so it is the one most people will actually be shown at a site visit.

Godrej Neopolis Kokapet — project overview

Godrej Epoque, marketed until recently as Godrej Neopolis Kokapet, is a RERA-registered residential development by Godrej Properties Limited on approximately 5 acres inside the HMDA Neopolis layout at Kokapet, West Hyderabad 500075. It rises as a single G+60 high-rise offering 3 BHK, 3 BHK Large and 4 BHK residences, registered under TS-RERA number P02400011291 with prices from Rs 2.59 Cr* onwards.

The Neopolis layout itself is the relevant context. It is an HMDA-planned parcel released through auction to a small group of developers, with a direct trumpet interchange onto the Outer Ring Road, and it has become the single most concentrated cluster of premium high-rise development in Hyderabad. A 5-acre site with one tower is a compact footprint inside it.

The honest gap on that snapshot is possession. The TS-RERA filing carries a completion commitment but the developer has not published a handover date in its launch material, and we will not invent one. Read the declared completion date off the certificate on the Telangana RERA portal before you plan around any timeline a sales conversation gives you.

Godrej Neopolis project details — the full specification sheet

Buyers searching for Godrej Neopolis project details are usually trying to separate what is contractually committed from what is still a rendering. The table below carries only the figures that appear in the TS-RERA filing or the published cost sheet for Godrej Properties Neopolis Hyderabad, which is the standard we hold every number on this page to. Anything we could not source to one of those two places is marked as indicative rather than quietly presented as fact. Take this sheet to the sales office and ask them to initial it.

Two details on that sheet deserve more weight than the rest. The TS-RERA number P02400011291 is what makes the carpet area, the completion date and the penalty clause enforceable, so a booking taken before you have seen it on the portal is a booking taken on trust alone. The 63 per cent carpet efficiency is unusually consistent across all three configurations, which tells you the floor plate was designed once and repeated rather than stretched to fit a price point. Consistency of that kind is a quiet mark of a competent plan.

The single-tower structure is the detail most buyers underrate. A G+60 tower on roughly 5 acres means the ground plane stays largely open, so the podium gardens and amenity decks are genuinely usable rather than squeezed between blocks. It also means every resident shares one lift core, so the lift count and the lift brand matter more here than in a low-rise layout. Ask for the lift specification and the passenger-per-core ratio in writing; at sixty floors it is a daily quality-of-life number, not a footnote.

Godrej Neopolis Kokapet price and configurations

Because the RERA filing publishes carpet area alongside super built-up area for every plan, a buyer can calculate the real cost of usable floor here before a site visit. We have run that arithmetic below, and the result is the strongest single point in this project’s favour.

Look at the efficiency column. At 1,234 sq ft of carpet inside 1,960 sq ft of super built-up area, the 3 BHK returns 63.0 percent. The 3 BHK Large returns 63.0 percent. The 4 BHK returns 63.0 percent. Across a size range that more than doubles, the loading never moves.

That flatness is rarer than it sounds and it is worth money to you. On most Hyderabad and Bengaluru towers we analyse, the loading creeps up as plans get larger, so a buyer paying for a bigger home quietly receives a smaller share of it as usable floor. We have documented cases where an extra 91 sq ft of super built-up area delivered two square feet of carpet.

Here there is no such penalty, which means the decision between the three plans is purely how much space your household needs rather than a hunt for the least-loaded option. Our method for running this check on any project is set out in our guide to carpet area versus super built-up area.

On the quoted rate, Rs 2.59 Cr against 1,960 sq ft works out to roughly Rs 13,214 per square foot of super built-up area, or about Rs 20,990 per square foot of carpet. For the Neopolis layout that is a mid-table rate rather than an aggressive one, and the two larger plans are quoted on request, so insist on the written cost sheet for those before forming a view.

Remember that the quoted figure is not the cheque. GST on an under-construction purchase, stamp duty and registration in Telangana, floor rise on a sixty-storey tower and preferential location charges on the better facings all sit outside it. Budget meaningfully above the base, and read our note on how to read a builder price list before you compare this against anything else.

How Godrej Epoque compares inside the Neopolis layout

The Neopolis layout holds several premium towers from different developers, which makes a like-for-like comparison unusually clean: same approved layout, same ORR interchange, same social catchment. The differentiator is product type and entry ticket.

Read against its nearest neighbour the position is clear. Brigade Gateway Neopolis starts at Rs 4.90 Cr and offers 9.7 acres with a World Trade Center, a hotel and a mall inside the gates; our full assessment is in the Brigade Gateway Neopolis listing and the review.

Godrej Epoque starts roughly 47 percent lower at Rs 2.59 Cr and offers a single tower on 5 acres. These are not competing products so much as two different ways into the same address: one buys township infrastructure, the other buys the postcode at a materially lower entry. A buyer whose budget stops short of Rs 4 Cr has a genuine option here that the township does not offer.

Floor plans at Godrej Neopolis Kokapet

Three plan families are released and the jump between them is large. At approximately 1,960 sq ft the 3 BHK is the entry, and at 1,234 sq ft of carpet it is a genuinely comfortable three-bedroom by current Hyderabad standards, where many 3 BHKs now sit nearer 1,100 sq ft of carpet.

The 3 BHK Large is a different proposition entirely at approximately 3,148 sq ft and 1,983 sq ft of carpet. That is 749 sq ft more usable floor than the entry three-bedroom for the same bedroom count, which means the extra area lands in living, dining, utility and a likely family room rather than in additional bedrooms.

The 4 BHK runs 3,208 to 3,236 sq ft with carpet of 2,021 to 2,038 sq ft, so it sits only 60 to 88 sq ft above the 3 BHK Large on super built-up area while adding a fourth bedroom. If both are available at a similar rate, that makes the four-bedroom the better buy on floor-area logic, and it is the specific question to put on the cost sheet.

On a sixty-storey tower, floor selection is the decision that follows format. Dust falls with height, street noise attenuates and the view improves, but lift dependency, water pressure and evacuation time all work against the very top. Our framework is in high floor versus low floor, and on a G+60 we would target the middle-upper third rather than the summit.

Ask for the dimensioned plan rather than the render for whichever plan you shortlist, and check three things on it: the clear internal dimensions of each bedroom in feet, which elevation the unit faces, and whether the utility and staff provision is accessible without crossing the main living space.

4 BHK ultra-luxury apartments at Godrej Neopolis Kokapet

The 4 BHK at Godrej Neopolis is the configuration that justifies the ultra-luxury label, and it does so on floor plate rather than on fittings. At approximately 3,208 sq ft it is the largest unit in the tower, returning close to 63 per cent as carpet area, which places the usable space a little over 2,000 sq ft. That is a genuinely large Hyderabad apartment, and at a G+60 elevation the upper-floor units command uninterrupted views across the Neopolis layout and toward the Financial District skyline. Buyers comparing it against a villa should weigh that view and the lock-up-and-leave security against the loss of private ground.

Against the 3 BHK Large at about 3,148 sq ft, the 4 BHK adds only around 60 sq ft of built-up area while adding a full bedroom. That arithmetic is worth pausing on, because it means the fourth bedroom is carved from space the 3 BHK Large spends on larger living and dining volumes rather than added to the plan. Families who want a genuine fourth bedroom for a parent, a guest or a study should take the 4 BHK. Households of three or four who would rather have the bigger living room are better served by the 3 BHK Large at a near-identical footprint.

On price, the 4 BHK sits at the top of a band starting at Rs 2.59 Cr, and the all-in figure runs materially above the base after floor-rise, GST on an under-construction purchase, and Telangana stamp duty and registration. Ultra-luxury stock of this size in Kokapet is also a thinner resale market than the 3 BHK, because the buyer pool capable of absorbing a 3,200 sq ft apartment is smaller. For an end-user with a long horizon that illiquidity is irrelevant; for an investor it is the main reason to prefer the 3 BHK instead.

Amenities at Godrej Neopolis Kokapet

The amenity set declared in the TS-RERA filing covers the categories a premium single-tower community needs. On a 5-acre site with one building, the useful question is not breadth but how much of the ground survives as landscape once the tower footprint and parking are placed.

Two amenities on that list are worth confirming in writing because they consume real ground on a compact site: the tennis court and the basketball court. Ask to see them located on the master plan rather than listed, and ask for the clubhouse built area in square feet so you can divide it by the unit count yourself.

The amenity list in a RERA filing is a commitment rather than a brochure flourish, which is why we have reproduced it from the filing instead of from marketing material. Verify it yourself against the registration on the Telangana RERA portal, where the declared amenity schedule sits alongside the sanctioned plans.

Godrej Neopolis location — where the Kokapet site actually sits

The Godrej Neopolis location is inside the Neopolis layout at Kokapet, on the western edge of Hyderabad, and the precise position within that layout is what buyers should be asking about. Neopolis is a planned enclave rather than an organic suburb, auctioned in parcels by the Telangana government, which is why the road widths, setbacks and plot geometry are more disciplined than in older parts of West Hyderabad. Godrej Properties Neopolis Hyderabad occupies one of those parcels at roughly 5 acres. Its value rests on being inside that layout rather than merely nearby, because the layout boundary is what determines the road standard at your gate.

What that buys in practice is proximity to the employment core without sitting on top of it. The Financial District and Gachibowli technology campuses are the nearest large employment bases, and Kokapet’s draw is that it is close enough for a short commute while remaining a residential address rather than an office one. The Outer Ring Road access is the mechanism that makes this work, since it converts a short local distance into a genuinely fast run toward the airport. For anyone whose working life sits in the Financial District, this is among the small number of Hyderabad addresses where the commute stops being a daily negotiation.

The honest qualification is that Kokapet is still filling in. Several of the Neopolis parcels remain under construction, which means dust, truck movement and incomplete footpaths through the period when you would be taking possession. Retail, schooling and healthcare inside the immediate layout are thinner than the price per square foot suggests, and residents lean on the wider Gachibowli and Financial District belt for all three. That gap closes over the next few years, but you should price the inconvenience rather than assume it away.

How far is Godrej Neopolis Kokapet from the Financial District, Gachibowli and the airport?

Kokapet’s locational case rests on one piece of infrastructure: the Neopolis trumpet interchange, which puts the Outer Ring Road roughly two minutes from the gate. From the ORR, West Hyderabad’s entire employment belt is reachable without touching city traffic, and that is what separates this layout from older West Hyderabad addresses.

The two numbers that matter most to a working household are the Financial District at roughly 6 km and Gachibowli at 6 to 7 km. Those are short runs by Hyderabad standards and they are the reason Kokapet has repriced as hard as it has over the last five years.

We want to be straight about the metro, because Kokapet marketing often is not. Raidurg is the nearest Blue Line station at roughly 13 km, which is a feeder trip rather than a walk, and there is no operational station inside the Neopolis layout. Treat rail here as a future upside and the ORR as the asset you are actually buying.

The airport at roughly 28 km via the ORR is a genuinely easy run, because the journey travels on ring-road infrastructure rather than through the city. For a household that flies weekly, that combination of a two-minute ORR entry and a clean airport run is worth more than most amenity.

For the locality in depth, our Neopolis Kokapet area guide covers the layout itself, and living in Kokapet covers schools, retail and daily life. The employment side sits in our Financial District property guide and Gachibowli investment guide.

About Godrej Properties Limited

Godrej Properties Limited is the real estate arm of the Godrej group, a business house with a lineage stretching back to 1897, and it is listed on both Indian stock exchanges. For a buyer committing several crore years before handover, that listing is the practically useful fact rather than the heritage.

A listed promoter files audited quarterly results, discloses material events to the exchanges and carries accounts anyone can read. Pull the latest quarterly results and look at net debt, cash position and collections against committed construction spend; that tells you more about whether a tower gets finished on time than any brochure claim about quality.

The group’s reputational exposure also extends well beyond property into consumer goods and appliances, which means a publicised delivery failure costs it across a portfolio rather than in one division. We rate Godrej Properties developer risk Low, our better band for established builders, and that rating is about financial depth and governance rather than about any individual project.

A Low rating is not a reason to skip diligence. Your remaining risk sits with this specific tower: its registration, its main contractor, its declared completion date and its phasing. Confirm the structural and mechanical contractor by name, because on a sixty-storey building the contractor determines both the finish and much of the schedule.

Godrej’s own project information is published on the Godrej Properties website, which is worth cross-checking against the RERA filing for any discrepancy in areas, unit counts or dates. Where the two disagree, the filing is what binds your agreement.

Why choose Godrej Neopolis Kokapet

The first argument is the entry ticket. At Rs 2.59 Cr* the 3 BHK opens the Neopolis layout to a buyer whose budget stops well short of the Rs 4.90 Cr that the township alternative in the same layout requires. That is roughly 47 percent lower for the same postcode and the same ORR interchange.

The second is the flat 63 percent carpet efficiency across all three plans. It means you are not penalised for buying larger, the loading is disclosed rather than buried, and the comparison between plans is about space rather than about hunting the least-loaded option. Very few towers we analyse are this consistent.

The third is the promoter. A listed developer with audited accounts and group-level governance is the strongest counterparty available to an Indian homebuyer, and on a tower that will take years to complete that matters more than any single specification.

The fourth is the ORR at two minutes. The Financial District at 6 km and Gachibowli at 6 to 7 km make this a genuinely short commute for West Hyderabad’s highest-paying employment, and the airport run at 28 km on ring-road infrastructure is among the easiest in the city.

Set against Brigade Gateway Neopolis, the choice is township infrastructure versus entry price, and both are defensible. Our channel partner team can pull the current cost sheets for both, get the written carpet area for your exact unit and arrange site visits to each without obligation.

Why choose Kokapet and the Neopolis layout

Kokapet is the clearest example in Hyderabad of planning driving price. The HMDA released the Neopolis parcels through auction with the ORR trumpet interchange already built, which meant developers bid for land that was serviced from day one rather than land that might be serviced later.

The result is a concentration of premium high-rise product that has few parallels in the city, and a micro-market where the social catchment arrived alongside the housing rather than years behind it. Continental Hospitals at 5 km, the Narsingi high street at 5 km and the Khajaguda school belt at 9 km are all operating today.

The employment thesis is the durable part. The Financial District and Gachibowli together hold a very large share of Hyderabad’s highest-paying office floorspace, and both sit within 7 km. Unlike corridors priced on a future metro line or a proposed park, Kokapet’s demand driver is already built and already occupied.

The honest risk is supply concentration and price level. A great deal of premium inventory is completing in the same layout across a similar window, and a buyer should underwrite steady appreciation rather than the step changes Kokapet delivered when the layout first opened. Our Kokapet investment guide works through that in detail.

If you are weighing Kokapet against other Hyderabad options, our best areas to buy in Hyderabad guide ranks the corridors, and how to buy a flat in Kokapet covers the transaction itself step by step.

Specifications to confirm before you book

On a sixty-storey tower the specification sheet matters more than on a low-rise, because several systems you never think about become critical at height. These are the items our team puts in writing on every high-rise purchase, and they apply directly to Godrej Neopolis Kokapet.

Start with the lifts: the make, the capacity and above all the number serving your core. A G+60 tower needs a high lift-to-apartment ratio and a dedicated service lift, and the difference between three and four passenger lifts in a core is the difference between a workable morning and a daily queue.

Then the water and power systems. A tower this tall depends on pumps for pressure at the upper floors and on generator backup for those pumps as well as the lifts. Ask specifically whether the generator covers domestic water pumps and lifts rather than only common-area lighting, because at the fiftieth floor that distinction is not academic.

Fire safety is the third. Confirm the refuge floor positions, whether the staircases are pressurised and whether there is a dedicated fire lift. Finally, ask about glazing: double glazing on the exposed elevations makes a material difference to both heat gain and wind noise at height, and it is frequently where a specification gets trimmed.

What to budget beyond the quoted price

The Rs 2.59 Cr* figure is a base price and the amount you actually transfer is meaningfully higher. On an under-construction purchase in Telangana you add GST, then stamp duty and registration on the agreement value, and then the builder-side charges that never appear in a headline rate.

Floor rise is the largest of those on a G+60 tower and it is charged per square foot per floor, so the same plan on the fiftieth floor can cost a great deal more than on the tenth. Preferential location charges apply to the better facings, and club membership, infrastructure charges, a corpus contribution and advance maintenance all sit on top.

Ask for a line-by-line total cost sheet for your specific unit and floor rather than a rate, and ask what the monthly maintenance charge per square foot will be once the association takes over. On a 1,960 sq ft home even a Rs 5 per square foot charge is close to Rs 10,000 a month before any repair.

Floor rise and preferential location charges are also the most negotiable items on any price list, because they are allocation rather than cost recovery. On a slow-moving floor or facing, half the floor rise is frequently available for one conversation, which on a sixty-storey tower is real money.

Documents to collect before any payment

Collect these six and read them rather than accepting a summary from a sales desk. Our team treats this as non-negotiable on every purchase, and on a project whose possession date is not yet published it matters more rather than less.

The quarterly progress report is the one buyers most often skip and it is the most useful of the six. It states units booked and construction stage, it is filed by the promoter under law, and it is the closest thing to an audited progress count available to you for free.

Frequently asked questions about Godrej Neopolis Kokapet

All images on this page are artist’s impressions or representative interiors released for Godrej Epoque, not photographs of a completed building. Rs 2.59 Cr* is indicative and not a developer offer; the final price, taxes and charges follow the developer’s cost sheet. Next Footstep is an authorised channel partner and this is not the official Godrej Properties website. Verify the registration, sanctioned plans, declared carpet areas and completion date on the Telangana RERA portal before any payment.